HomeMy WebLinkAboutACHD Comment,2 i�C'r✓�i'1 CGS JOLI,, i
Carol A. McKee, President
Dave Bivens, Vice President
Sherry R. Huber, 2nd Vice President
John S. Franden, Commissioner
Rebecca W. Arnold, Commissioner
October 20, 2008
To: Eastern Washington — Idaho Synod of the ELCA
314 S. Spruce Street, STE A
Spokane, WA 99201-5823
Subject: MCUP-08-027
Overland Road west of Linder Road
On October 20, 2008 the Ada County Highway District staff acted on your application for the above
referenced project. The attached report lists site -specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6178.
Sincerely,
1
Mindy Wallace
Planning Review Supervisor
Right -of -Way & Development Services
Ada County Highway District
CC: Project file, Utilities,
City of Meridian
Jim Jewitt
The Land Group — Van Elg
Ada County Highway District • 3775 Adams Street • Garden Ci , ID .
tY 83714 • PH 2O8-387-6100 • FX 345 7650 • www.achd.ada.id.us
Right -of -Way & Development Services Department
.401 �� 4fti*N'*t�
I IL
CHD
G��wrwv7t`e�C�o
Project/File: CUP08-027
This is a conditional use permit application for an assisted living facility on
approximately
20 acres.
Lead Agency: City of Meridian
Site address: S. Side of Overland Road west of
Linder Road
Staff
Approval: October 20, 2008
Applicant: James Jewett
1560 Carol St
Meridian, ID 83642
Representative: The Land Group
462 E. Shore Drive
r '
Eagle, ID 83616
=..
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail: mwallaceCa achd ada id us
Application Information:
Acreage: 19.62
Current Zoning: TN-C/TN-R
Assisted Living: 187 Beds
Findings of Fact
Existing Conditions
1. Site Information: The site is currently used for agricultural
purposes.
2. Descri tion of Ad"acent Surrounding Area:
Direction Land Use
North Rural residential
Zonin
South Rural residential/Sin le-famit
RUT
RUT
East Rural residential/Sin le-famil
RUT/R-1
West Rural residential/Sin le -family
RUT/R-8
RUT/R-1
1
CUP08-027
3. Existing Roadway Improvements and Right -of -Way Adjacent To and Near the Site
• Linder Road is improved with 2 traffic lanes, and no curb gutter or sidewalk abutting the site.
There is 50-feet of right-of-way existing for Linder Road (25-feet from centerline).
• Overland Road is improved with 2 traffic lanes, and no curb
, gutter or sidewalk There is between 50 and 74-feet of right-of-way existing for Overland Road (25-feettfrogmhe site.
centerline).
• Ten Mile Road is improved with 2 traffic lanes, and no curb, gutter, or sidewalk abutting the sire.
There is 50 to 55-feet of right-of-way existing for Ten Mile Road (25-feet from centerline).
4. Existing Access: There are two defined access point to this property off of Overland Road.
5. Site History: This site was previously reviewed and approved by the ACHD Commission
as part of a preliminary plat and master site plan application for South Ridge Subdivision in
September 2007.
Development Impacts
1. Trip Generation: This development is estimated to generate 5,123 additional vehicle trips per
day based on the Institute of Transportation Engineers Trip Generation
Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
3. Impacted Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
Overland 1,010' Principal 6,655 east of
Road Better 45 MPH
Arterial Linder on 2/20/08 than "C',
Linder Road N/A Minor Arterial 25,717 north of
Better Between 35
Overland on than and 50
2/20/08 "C', MPH
Ten Mile Road N/A Principal 2,674 south of
Better 35 MPH
Arterial Victory on 3/11/08 than
*Acceptable level of service for a two-lane principal arterial roadway is "E"C(15,500 VTD).
*Acceptable level of service for a two-lane minor arterial roadway is "D" (14,000 VTD).
4. Capital Improvements Plan/Five Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program.
The following improvements are listed in the District's Capital Improvements Program.
o Overland Road between Ten Mile and Linder Road is scheduled to be widened to 5-lanes
between 2014 and 2018.
o Ten Mile Road between Victory and Overland is scheduled to be widened to 5-lanes
between 2014 and 2018.
2
CUPnR-n'97
o The intersection of Overland and Linder is scheduled to be widened to 6-lanes on the north,
south, and west legs, and to 7-lanes on the east leg with a new signal between 2014 and
2018.
o The intersection of Overland and Ten Mile is scheduled to be widened to 5-lanes on the
north leg, 6-lanes on the south leg, and 4-lanes on the east leg with a new signal between
2014 and 2018.
B. Findings for Consideration
South Ridge Subdivision
The proposed assisted living facility is located within South Ridge Subdivision. The conditions
and requirements set with the subdivision application also apply to this Conditional Use
Permit. Therefore, the applicant will be required to construct all street improvement required
as part of the South Ridge Subdivision abutting the site. The requirements are identified in the
findings below.
2. Overland Road
Right -of -Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure
72-Fl B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204.7.2).
Applicant's Proposal: The applicant has proposed to construct sidewalk on Overland Road
abutting the site. The applicant has proposed one service road/fire lane to intersect Overland Road
located approximately 450-feet west of Spanish Sun Avenue (measured centerline to near edge).
Staff Comment/Recommendation: The applicant will be required to construct a 5-foot wide
detached concrete sidewalk located a minimum of 41-feet from the centerline of Overland Road
abutting the site. Any segment of the sidewalk located outside of the right-of-way will need an
easement for public use. No additional right-of-way dedication will be required with this application,
as there is already sufficient right-of-way to accommodate future roadway widening.
As identified in the South Ridge Subdivision staff report direct lot access is prohibited to Overland
Road. The submitted site plan shows a service road/fire lane intersecting Overland Road, however
it is unclear whether, or not the roadway is proposed to be gated or has bollards to prevent direct lot
access to Overland. If the proposed service/fire roadway is proposed to be gated or have bollards
than the location is approved as proposed. If the proposed service/fire road is proposed to provide
direct lot access to Overland Road, than the applicant's proposal will not be approved as proposed.
The applicant would then be required to loop the service/fire road around the building to intersect
either Spanish Sun Avenue (a minimum of 160-feet south of Overland Road) or Southridge Drive (a
minimum of 75-feet south of Spanish Sun Avenue).
Additionally, the applicant will be required to construct a center left turn lane on Overland Road at
the Spanish Sun entry road, as identified in the South Ridge Subdivision traffic impact study and
staff report. Coordinate the design and construction of the center left turn lane with District Traffic
Services and Development Review staff.
3
Cl1pnA-nil
3. Internal Commercial Street
Commercial Street Policy: District policy 7202.8 and 72-F1A, requires roadways abutting
commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot
concrete sidewalk within 54-feet of right-of-way.
Applicant's Proposal: The applicant is proposing to construct a commercial roadway section from
Spanish Sun Avenue from Overland Road to Southridge Drive around the east segment of the
proposed roundabout, as a standard 40-foot commercial street section with vertical curb, gutter,
and 5-foot attached concrete sidewalks within 54-feet of right-of-way.
Staff Comm ent/Recommendation: The applicant's proposal meet's District policy and is
consistent with the District's previous action on this site. With the South Ridge Subdivision
application the applicant had proposed on street parking on some segments of Spanish Sun
Avenue and Southridge Drive. On street parking will be addressed in finding number 4.
4. On Street Parking
Staff Comment/Recommendation: District Policy does not typically allow for on street parking on
commercial streets. The applicant has proposed on street parking in various locations within the
development. District staff recognizes the applicant's on street parking proposal is directly related
to the desire for a traditional neighborhood feel and for aesthetic appeal.
District staff has careful weighed the applicant's proposal against District policy relative to on street
parking. Based on conversations with the applicant and the proposed site layout staff proposes that
the following street segments be allowed to have on street parking on one side only:
Internal Commercial Streets — These roadway segments shall be designed to accommodate one
parking lane, a center turn lane, and 2-travel lanes.
• Southridge Drive, from Spanish Sun Avenue to a point north of the splitter islands for the
proposed round about (this location will have to be coordinated with District Traffic Services
staff).
Parking will be restricted on the following roadway segments:
• Spanish Sun Avenue
• Southridge Drive on the segments leading into the proposed roundabout.
5. Roadway Offsets
Roadway Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a
minimum of 300-feet from an arterial roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
Applicant Proposal: The applicant has proposed one roadway to intersect Overland Road,
Spanish Sun Avenue, approximately 710-feet west of the existing centerline of Linder Road
(measured centerline to centerline).
Staff Comment/Recommendation: As identified in the Capital Improvements Program the
intersection of Overland Road and Linder Road is going to be widened and signalized between
2014 and 2018. Because of these improvements it is important to move the proposed access roads
a far back from the intersection as possible to accommodate taper lanes, storage, and for the
general safety of the public.
4
M Mna-n-j-7
The applicant will be required to construct Spanish Sun Avenue to intersect Overland Road a
minimum of 600-feet from the Overland Road/Linder Road intersection (measured from near edge
or STOP bar of the new intersection to near edge of the new roadway). This distance is based on
the anticipated intersection design which accommodates dual left turn lanes, storage lengths, and
tapers. Due to the existing topography on Overland Road, if there is a site distance issue, the
intersecting commercial roadway may need to be located further west from the intersection of
Overland and Linder.
6. Roundabout
Roundabout Policy: The roundabout should be designed with 21-foot street sections on either
side of the center island. The applicant will be required to dedicate sufficient right-of-way on either
side of an island. Coordinate the size and design of the roundabout with traffic services staff.
Applicant's Proposal: The applicant has proposed to construct one roundabout with a center
island.
Staff Comment/Recommendation: The applicant will be required to coordinate the size and
design of the roundabout with the District's Traffic Services staff. The roundabout should be
designed in accordance with the District's Draft Roundabout Guidelines. The island should be
designed with 21-foot street sections on either side of the center island. Splitter islands may be
required on the roadway intersecting the roundabout. The splitter island and the roundabout island
should be dedicated as public right-of-way to allow modification to the roundabout by the District if
they are needed in the future.
7. Tree Planters
Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in planters less than 8-feet
in width without the installation of root barriers. Class II trees may be allowed in planters with a
minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum
width of 10-feet.
8. Other Access
Overland Road is classified as a principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadway.
C. Site Specific Conditions of Approval
1. Comply with the previously approved conditions and requirements set with the South Ridge
Subdivision application.
2. Construct a 5-foot detached concrete sidewalk on Overland Road abutting the site. The sidewalk
shall be located a minimum of 41-feet from the centerline of Overland Road abutting the site. If the
sidewalk is located outside of the right-of-way, the applicant will be required to provide an easement
for public use of the sidewalk.
3. Construct a center left turn lane on Overland Road at the Spanish Sun entry road. Coordinate the
design and construction of the center left turn lane with District Traffic Services and Development
Review staff.
4. Construct one service/fire road to intersect Overland Road approximately
Sun Avenue if the service/fire roadway is to be gated or have bollard. the servi a/fire road0-feet west of s s not
to be gated or have bollards, then the service/fire roadway it to loop around the building intersecting
5
f IIDno nn�
either Spanish Sun Avenue (a minimum of 160-feet south of Overland Road) or Southridge Drive( a
minimum of 75-feet from Spanish Sun Avenue).
5. Construct a full -access commercial street, Spanish Sun Avenue, to intersect Overland Road located
approximately 710-feet west of the existing centerline of Linder Road, as proposed.
6. Construct the following roadway segments as commercial roadways with standard 40-foot street
sections (vertical curb, gutter, and 5-foot concrete sidewalks) within 54-feet of right-of-way unless
other wise noted below:
• Spanish Sun Avenue from Overland Road to Southridge Drive.
• Southridge Drive from Spanish Sun Avenue south to the roundabout intersection with
American Frontier Drive.
The following internal commercial roadway segments shall be constructed to accommodate one
parking lane, a center turn lane, and 2-travel lanes with on street parking restricted to one side of
the roadway.
• Southridge Drive, from Spanish Sun Avenue to a point north of the splitter islands for the
proposed round about (this location will have to be coordinated with District Traffic Services
staff).
7. On street parking will be restricted on the following roadway segments:
• Spanish Sun Avenue
• Southridge Drive on the segments leading into the proposed
8. Construct one roundabout, as proposed. Coordinate the size and design of the roundabout with the
District's Traffic Services staff. The roundabout should be designed in accordance with the
District's Draft Roundabout Guidelines. Design the splitter islands to provide 21-foot street sections
on either side of the center island. Dedicate the splitter island and the roundabout island as right-
of-way.
9. Other than the access specifically approved with this application, direct lot access is prohibited to
Overland Road.
10. Comply with all Standard Conditions of Approval.
D. Standard Conditions of A roval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6
(`1 MAO nn�
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval,
other required permits), which incorporates any required design changes.issuance of building permit (or
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Request for Reconsideration Guidelines
4. Development Process Checklist
CIIpnQ_n-i-Y
Cl IPnst_nq-7
F -
251 1111111i 111111111
Yl
.... ... .... 1fLffZ
-
rS � E
jg
f ,
3
P
65
R+
33
g-DIP `
..........
9
CIIDn4 nq-7
10
Cl IPns2_no-Y
PROJECT
The Beacon at South Ridge
Meridian, ID
7-23-08 1 COMMISSION Y2I732-oso29
11
ECW,AEN"
—lwtlrnmfo.
CUP08-027
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
12
i�IIDAO nn�
[]Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
❑Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
❑For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
• The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
❑ Working in the ACHD Right -of -Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Construction — Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre -Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction — Subdivision to be reviewed and approved by the ACHD Drainage
Division.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being
scheduled.
❑ Final Approval from Development Services
ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con.
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on by
all Commissioners present.
13
CUP08-027
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meb. The request must be in writing and delivered to the Secretary of the Highway District no later
eting
following the meeting at which the action to be reconsidered was taken. Upon receipt of the
request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of fact
or law in the earlier action. The request may also be supported by oral testimony at the
meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the
matter is to be returned. The Commission shall only take action on the original matter at a
meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
14 CUP08-027